End-Week Links: Traffic Zen

Traffic calming is a wonderful concept.  Given the recent deaths and injuries around Marin caused by drivers hitting pedestrian, it may be time for cities up and down 101 to take a look at calming traffic.

Marin

Crazy times at SMART this week.  While supporters rallied last Thursday in Santa Rosa, something odd was underfoot at the agency.  Finance director David Heath was dismissed by the Board “without cause“, but is on paid leave until December 23.  That this occurred just as the Board completed authorization of $191 million in bonds and about $8 million in construction contracts is incredibly suspicious.  Typically political scandals involve the offending official to resign rather than get fired, although blatant dismissal without cause is typically illegal.  Let’s hope more details will come to light as time goes on. (Rally at IJ, Press Democrat)

• The Commuter Times has been sold.  The weekly tabloid will begin publishing again this week. (IJ)
• The public comment period has been extended for the Drakes Bay Oyster Co. special use permit. (IJ)
• Conflict has erupted in one San Anselmo neighborhood over privacy, FAR, and home expansion. (San Anselmo-Fairfax Patch)
• With the recent passage of desegregation/affordable housing measures by the Marin County Board of Supervisors, the combustable topic of race has entered the affordable housing debate.  Perhaps it should be left out entirely. (Novato Patch)
• Despite repeal efforts, controversy and scandal, San Rafael is moving forward with a much-needed look at its Civic Center SMART station. (Mill Valley Herald)
• Sharrows have been completed on South Eliseo Drive, a popular commuting route. (MCBC)

The Greater Marin

• The City of Napa continues its efforts to centralize and improve its downtown experience.  The first thing it will do is traffic calming, changing its one-way streets to two-way as part of a 400-page draft Downtown Specific Plan. (Napa Valley Register)
• Market Urbanism’s Emily Washington reviews The Gated City, a fascinating book about how rising housing costs prices out the poor from the most productive our society has: the city.  She concludes that the book makes some excellent points in describing the problem but that its solutions, but is left feeling pessimistic.  “none of [the presented solutions] seem politically viable” to her. (Market Urbanism)
• Congress is about to kill the federal high speed rail program, which will pose yet another problem for California’s HSR plan. (NPR)
• How many parking spaces are there in a city?  One intrepid doctoral candidate found out.

Mid-Week Links: Divide and Conquer

We intuit it, but we don’t always realize it: a busy street is a pedestrian-dead street.  That’s why you never walk down lower Miller Avenue, or Third Street, or, if you can avoid it, Sir Francis Drake Boulevard.

Marin

• A Marin City woman is facing eviction from her public housing for hosting her dying mother without prior approval.
• Food Truck Crush might be a permanent after-work fixture at the Larkspur Ferry.
• The split-lot fee saga continues, which County Supervisors continue to adjudicate on a case-by-case basis.
• Golden Gate Bridge workers are engaged in a rather heated renegotiation of their contract with the District.
• If SMART is repealed, the sales tax that funds the project will remain in place until all outstanding contracts and bonds are paid off.  Dick Spotswood doesn’t think this is such a great deal.
• SMART supporters are reviving to fight the repeal effort.
• There’s a fight afoot to prevent the San Rafael Airport from also hosting a recreation center.
• Plans to expand Ross Valley’s White Hill Middle School have been approved.
• Redhill Shopping Center merchants are taking it in the gut as the beloved San Anselmo strip mall undergoes renovation and beautification.
• Larkspur’s low-density infill development at Niven Nursery near the city’s downtown is proceeding apace.
• Mill Valley loses a hardware store and a bit of its past.
• The Hanna Ranch sprawl project is set to go before the Novato City Council without affordable housing.  At least it has that going for it.
• Novato approved the design of its new city offices, with some caveats.

The Greater Marin

• Local transit agencies are urged to work together more closely ahead of an MTC-led push for a transit gas tax.
• If you commute by bus to the City, no doubt you know that the Transbay Terminal is gone.  What you may not know is that in its place will be a 61-story tower atop the new transit center along with a number of other fine projects.  Have some opinions?  Stop by San Francisco City Hall at 5:30 Thursday evening.
• Highway 101 widening around Rohnert Park will be completed this month, part of a $172 million widening scheme along the thoroughfare’s Sonoma reaches.
• Looks like California High-Speed Rail will cost a helluva lot more than planned.  Atlantic Cities waxes sanguine on the subject, and Alon Levy looks at the cause of the cost overruns: cantankerous residents officials at either end of the line.
• Why do Congressional Republicans hate bikes?

Mid-Week Links

Could you imagine something like this at Marin’s transit centers? With GGT’s long, long headways, it would make sense to have screens in local shops as well as more detailed information screens at the stops themselves, perhaps with an interactive map of the routes. Chicago’s Bus Tracker: Taking the Guesswork Out of Waiting for the Bus from Streetfilms on Vimeo.

Marin

This week, SMART went totally braindead and decided to play the villain.  The district, in defiance of the Secretary of State, passed an election ordinance requiring that RepealSMART include an unbiased statement with the repeal effort’s signature petition, the first step to getting its initiative on the ballot.  RepealSMART has chosen to ignore the directive.  In other news:

• The County Board of Supervisors passed a fairly gentle plan to ease some of the barriers to affordable housing.  Brad Breithaupt thinks it’s going to be yet another target for anti-development rage.
• Residents in Larkspur want to build a farm where the already-approved New Home Co. housing development is scheduled to be built.  They have little chance of success.
• Another week, another total road closure: a flaming tractor-trailer crash closed southbound Highway 101, closing all southbound lanes for over two hours.  A shame there wasn’t some sort of rail-based mass transit alternative…
• IJ endorsements are in for the Ross Valley School Board, College of Marin Board, Novato School Board, Reed School Board, and Mill Valley School Board.
• Consolidation of emergency services in the Ross Valley continues, with Ross beginning to consider integrating its fire department with one of its neighbors.
• Children and parents got outside and got some exercise this past week in Mill Valley, participating in International Walk (and Roll) to School Day.  The Feds noticed, too, and recently awarded San Anselmo and San Rafael $1.8 million to improve its sidewalks around three local schools as part of the Safe Routes to School program.
• Homestead Valley will get a very, very narrow sidewalk on a very, very slow street.
• The architecturally lazy Novato city offices move forward.
• The San Anselmo Andronico’s will remain open after Renovo Capital completes its acquisition of the ill-fated company.
• Patch’s Kelly Dunleavy goes over the Fairfax town budget with the city and opponents to its half-cent sales tax proposal and finds that numbers can be more than they seem to be.
• San Rafael’s Corporate Center will likely be rezoned to allow for medical and research uses, eliminating 77 parking spaces in its gargantuan 1,323 space lot and allowing for a greater diversity of uses for the downtown office complex.

The Greater Marin

• While Marin debates the value of SMART, Santa Rosa continues to move forward with renewal plans.
• Washington, DC – the city, not the feds – has come a long, long way since the days of Marion Barry, with foreign investors flocking to sock their money away in a stable regional economy. Part of the reason: a strong Metro system.
• Apparently, the only way to combat congestion is through congestion pricing.
• If you’re going to build massive rail projects like BART, the best way to go is subterranean.
• While I looked at the cost of driving alone on Marin and found it to be hideously expensive, it’s only one part of the whole economic puzzle, which apparently costs trillions to operate and maintain.  To save that money, we’ll need to spend trillions more on a total infrastructure overhaul.  Could be fun.
• But in the meantime, the poorest places of the world are finding hope in good urban design.

Mid-Week Links: Portly Passengers

Pardon my geekery, but this was the first I’d seen of Marin’s old commuter trains in action.  They’re EMUs, the electrical version of SMART’s DMUs.  Strange also to see so much empty space in West End, and interesting to see how the buildings along the rails still treat the roads as something to be shunned.

Marin County Elections

• San Anselmo, Larkspur and Corte Madera all had council debates this week, none of which are available online.  At least you can read about the races; that’s good enough, right?  If you can time it right, you can watch them on the Community Media Center of Marin’s live stream.
• There is a highly edited video of the San Rafael Council Candidate’s forum available on Patch with a pre-event questionnaire.  Candidates are all in favor of leveraging SMART to improve downtown, with incumbent Damon Connolly giving the strongest answers.
• Last month’s San Rafael mayoral debate may not have been recorded (the host speculated that it “would’ve been a good idea”), but that doesn’t mean there’s no news.
• Tiburon’s school board race wouldn’t come up but for a renewed focus on making Tiburon Boulevard, the principal artery on the peninsula, a safer, better street for all users but especially schoolchildren.
• Mill Valley’s vacancies were uncontested, so the town cancelled their elections.  Not everyone is happy.

Marin County

• SMART has secured authorization from the MTC to use $33.1 million in Larkspur station funds on the IOS.
• “We believe in working toward making [SMART] better, ensuring that it spends its money wisely and makes sound decisions. Opponents just want to kill it.” – Press-Democrat Editorial Board
• Marin Transit contracts with Golden Gate Transit to provide local bus service within Marin, and it wants to renegotiate.  In the comments Kevin Moore and I get into the details of GGT’s farebox recovery rate.
• Food Truck Crush is over for now.  Long live Off the Grid!
• A driver accidentally killed herself and seriously injured a passenger in a crash on 101.
• San Rafael’s West End is a bit of a drive-through part of the city, and a vacant Big Box doesn’t help.
• Two new developments are up for review in San Rafael: a 67-unit apartment building at 1380 Mission and a 9 unit townhome building at 21 G.  The meeting and documents are available on San Rafael’s website.
• Biking is certainly for road mobility, but MCBC is shifting focus to the slopes and trails in Marin’s open space.
• Getting women interested in biking, one class at a time.
• Believe it or not, it’s more expensive to live in Marin than it is to live in San Francisco.  Being forced to rely on the car doesn’t help.
• Novato debated its housing element last night.  No word on decisions as of press time.
• Mill Valley did the same, and also debated an amendment to the Miller Avenue Streetscape Plan.
• San Anselmo is getting a bunch of slurry seal work done on its roads, although it was delayed by rain.

The Greater Marin

• Santa Rosa is getting progressive, what with plans for a pedestrian bridge, bicycle parking and shower requirements.  It could use an overhaul of its use-based zoning restrictions, though.
• San Francisco’s F-Line – those historic streetcars running along the Embarcadero – is expanding West.
• The US Department of Transportation is pushing high-speed rail loans out the door before Congress shuts down the whole intercity rail project.
• Greater Greater Washington posits that music venues should engage with the streetscape but often don’t, and I’m inclined to agree.  Fenix Live in San Rafael will do well on this metric.

Mid-Week Links: Spin Cycle

Marin has one of the best recreational cycling cultures in the country and a burgeoning commuter cycling culture, but everyday travel is typically done by car – you can blame our beautiful and formidable geography for that. Cycling For Everyone from Dutch Cycling Embassy gives a vision of how Marin could look if we embraced the bike in Terra Linda as much as we do on Mount Tam.  The Pacific Sun has an excellent rundown on the political debate so far, from the Capitol to the Alto Tunnel.

The Greater Marin

It’s so easy to focus on Marin and its foibles that sometimes we forget that other places are doing awesome things.  Take Norfolk, VA, an active but small city of 242,000 people and one light rail that goes by the name of The Tide.  The Tide is brand-spanking new and underwent the same issues SMART is dealing with today: cost overruns, plans cut short, and political opposition.  After surviving that gauntlet, The Tide opened to great fanfare this past August.  One month in, the Richmond Times-Dispatch examined how the city feels about it now.  In a word, they’re proud.

Marin County

• Of course, if RepealSMART gets its way, SMART will just be a failed dream.  The anti-rail organization started gathering signatures for its repeal measure this week.
• In good news, MTC approved its $33.1 million SMART bailout (PDF) and recommended to the Federal Department of Transportation that it receive another $18 million (PDF) in federal funding for the accompanying bike/pedestrian path.
• The IJ has profiles on Town Council candidates for Corte Madera and San Anselmo, and Patch will host a candidate debate for San Anselmo on October 5.
• Tensions in Sausalito came to light when Councilmember Carolyn Ford filed battery charges against Vice-Mayor Mike Kelly for hitting her hand (rather hard) during a council meeting.  Video at the link.  Kelly has since apologized, but no word on whether the charges will be dropped.
• The empty seat left by Joan Lundstrom’s retirement from the Larkspur City Council must be filled, either by a special election after the current election is over or by an appointment.
• Speaking of Larkspur, Piper Park is due for a makeover.
• San Rafael’s Design Review Board approved the Fenix Live music venue for the heart of Fourth Street.  You can hear the Board’s deliberations here.
• Novato wants to sprawl, and, as much as it hates density, it loves its sprawl.  Planners just approved a 3-unit-per-acre subdivision.  Larkspur isn’t much better after the sale of a pre-approved 5-unit-per-acre development. That one is just one block from downtown in a prime walkable development location.  You can check out a possible site plan for Larkspur here (PDF, p. 13), although it may not be accurate because of the change in ownership.
• Ever wondered what the deal is with that empty commercial building at 520 Red Hill Avenue?  Now you can find out.

The Golden Gate

Golden Gate issues deserve their own section this week because the sheer number of news items cries for special attention.  It cries, we answer.

• Golden Gate Transit will install WiFi on all its buses, making it an even more attractive transit service.  Cost is cheap, too: only $610,000 for the final cost.  Take that, BART.
• Marin Transit wants to reopen their $15 million/year contract with Golden Gate Transit to provide local bus service in Marin.  Marin Transit argues that GGT is overcharging by about 23%, while GGT argues the extra cost is due to regularly scheduled overtime.  Sounds like GGT has a staffing problem.
• The Golden Gate National Recreation Area will be reconfigured under a preliminary general management plan with the aim of “connecting people with parks.”

ABAG Density and Affordable Housing: Neither Are What They Appear

Every seven years, the cycle returns.  The Association of Bay Area Governments, or ABAG, fulfills its California-mandated duty and examines the state of housing in the Bay Area, using the data to assign affordable housing quotas to its member cities and counties.  The following year or two sees each government in Marin haggle over where to wedge affordable housing zones without wrecking the neighborhood.  As Marin goes through this process yet again, it’s worth examining whether the process is really as bad as all that, and it’s worth wondering whether ABAG’s – that is, California’s – process even works.

Your Town Is Denser than You Think

Rowhouses in Washington, DC: 22 to 44 units per acre

California mandates that all affordable housing zones meet one of two densities: 20 units per acre for cities smaller than 50,000 people, 30 units per acre for those larger than 50,000.  In Marin, some of the more partisan opponents to affordable housing use these density requirements to paint a picture of a Marin County overrun by poverty and crime, with apartment projects stretching into the skies.  They think of Oakland’s inner-city problems of the 1980s and believe that this is what will happen to Mill Valley and Novato if we allow any development.

It is clear from their imaginings that these partisans don’t realize how dense the mandates actually are or how dense their own city already is.  To imagine 30 units per acre, think of two-story rowhouses on a tree-lined street.  Each is a three bedroom, one bath home with a backyard, parking along a back alley, and a deck.  The example above is about 22 units per acre, more than the requirement.  This means the homes could be 10% wider, or could have small side walkways.

Duplexes in San Anselmo: 30 units per acre

The higher of the density requirements is 30 units per acre, we can look to duplexes with front garages.  These three-story duplexes on Forbes Avenue in San Anselmo count, and are about 30 units per acre.

If we want to go really crazy, take a look at those rowhouses above.  Each has what’s known as an English basement – a small, basement apartment, the equivalent of an in-law unit.  This 22-unit development is actually 44 units per acre!  Skyscrapers?  Hardly.  And if you think these are sardine cans, look at the profile local real estate blog DCMud did on a similarly-sized place near the Supreme Court: 3 bed, 2.5 bath.

California Mandates Explained

Although density itself should not be a problem, there’s a reason Marin has the mandates.  The State of California has mandated that regions “share the load” of accommodating for future population growth and has entrusted regional organizations, such as ABAG or the San Diego Association of Governments (SANDAG), with determining how the region’s counties and municipalities will share.

In 2008, ABAG released its Regional Housing Needs Allocation, describing how much it believed the Bay Area population would grow and projecting regional demand for affordable housing.  (If you’re really curious about the process, you can read all about ABAG’s decision on their website.)  However, those mandates say that jurisdictions need to zone, not build, affordable housing of a certain type, with certain ratios for very low, low, moderate and above moderate income levels.  That means that a city can meet its quota by zoning that all new development in an area meet or exceed the ratios given by ABAG.

Does This Make Sense?

There is no doubt that the Bay Area is an expensive place to live.  Rents in Marin are as high as Washington, DC and parts of New York City, running about $900 per month per bedroom.  If one factors in the cost of car ownership and transportation, renting in Marin can easily be more expensive than San Francisco.  People, it seems, want to live here, but the price is too high for most.  At first blush, creating affordable housing seems to be a good answer.

Affordable housing does have a certain logic to it: prices are high, so control the price to make it lower so more people can afford it.  Unfortunately, what this really creates is a housing shortage, driving up the market price even further.

The economics of supply and demand say that when a commodity is scarce but demand is high, the price of the commodity goes up.  When the commodity is plentiful or demand is low, the price goes down.  In either case, there is enough of the commodity to go around among the people that can afford it; there is equilibrium.  When there is a cap on the price, it’s not as profitable to create the commodity so less is made, but it’s more affordable so more people can buy it.  With less being made and more being sold, there is a shortage.  This is what happens with affordable housing.

When San Rafael mandates that, say, 20% of a housing project must be below the market price, the developer has that much less incentive to build the project.  Often, the developer will entirely forgo the project and no housing is made, whether affordable or not.  This means that everyone that would have lived in that building has to look somewhere else for their housing, driving up competition, and therefore price, for those units that do get built, forcing more shoppers to the affordable housing alternative.  California’s mandates create affordable housing, but they also drive up the price of market-rate housing and increase the pressure to build more affordable housing.  It’s a vicious cycle.  The more demand there is for affordable housing, the higher the price goes.

Interestingly, affordable housing does serve one purpose well: income diversity.  Housing markets, if left alone, create affordable housing ghettos – think “the wrong side of the tracks”.  For the poor, the ghetto multiplies the problems of poverty and reduces opportunities for those that live there.  As well, ghettos are typically far from jobs, increasing the cost of transportation for those that can least afford it.  For the rich, their own wealthy areas insulate them from people unlike themselves, increasing prejudice against the chronically poor, such as new immigrants or minorities.  For both the rich and poor, the isolation means they cannot empathize with the other: the poor child can’t see herself being a doctor like her friend’s dad and the wealthy child can’t understand how much she has.  Economic segregation can be just as damaging to a society as racial segregation.

Affordable housing mandates are not the only tool in the legal toolbox to combat the problem.  Although California mandates affordable housing, it offers concessions to developers that do more than their mandated share, including increased units per acre variances from local zoning regulations.  California should replace the mandate system entirely in favor of a concessionary system, allowing developers to choose how much housing to make affordable and how much to make market rate.   A concessionary system would decrease the intensity of affordable housing construction but increase overall housing supply, driving down prices and affordable housing demand.

California’s mandates aren’t nearly as bad as they appear, but they are significantly more wrong-headed than one might imagine.  They won’t make Novato into the Tenderloin but they cannot solve our housing shortages.  That job is up to governments and developers; for the moment, though, the State is just getting in the way.

Walkability, Thy Name Is Crosswalk

What now?

Walkability seems to be all the rage these days, and for good reason.  Any merchant will tell you that foot traffic is good for business, and any public health expert will tell you walking is good for your health.  It gets people out of cars for trips of less than a mile and puts people where they can see each other, generating the vibrant sort of street life where friends and acquaintances run into each.  It’s a win for residents, a win for businesses, and a win for the city’s health.

Crosswalks are key to ensuring good walkability.  A road system isn’t much of a road system if you need to drive 15 minutes out of your way to turn, and a sidewalk system isn’t much good if one needs to walk 15 minutes to cross the street.  A good crosswalk will enhance an entire streetscape, making it more inviting to pedestrians and more lively for all users.  In contrast, a streetscape without crosswalks can be dangerous.  If crosswalks are far enough apart, the two halves of the street will be cut off from each other, dramatically reducing the walkability of the area.

San Anselmo serves as a good example of good and bad crosswalk planning.  There are certain stretches where crosswalks are commonplace, mostly along San Anselmo Avenue downtown and Sir Francis Drake from Tamal Avenue to Fairfax.  Outside of these areas, walkability seems to be an afterthought, especially along Redhill and Center, where crosswalks can be almost half a mile apart.

Dense in the core, sparse on the periphery

The map at right shows the disconnect.  I’ve highlighted all crosswalks over or next to arterial roads in red.  The longest stretch without a crosswalk is on Center, where two crossings are nearly a half-mile apart from one another.  A sidewalk ends without a crossing, and cars tend to speed along that stretch of road.  On Redhill, there’s a commercial strip in the median that has no crosswalks except at the beginning and end.  For the 18 years I lived on Forbes, which forms a T intersection with that strip, I only saw a parade of rotating businesses occupying the buildings.

Especially within a half-mile of the Hub, San Anselmo’s principal bus terminal, pedestrian traffic should be encouraged as much as possible.  With its arterials forming barriers, businesses become isolated from one another, diminishing the appeal of downtown as a destination, and businesses cannot easily draw from its own population base.  San Anselmo, Fairfax and Ross should do a pedestrian traffic survey, identifying areas of possible improvement.  I suspect that adding crosswalks and calming traffic would be among the recommendations.

San Anselmo has the potential to become a walkable town with vibrant streetlife in its core and a healthy, walking population, but it needs to invest in the infrastructure to make it happen.

High Barriers for Low-Rise Affordable Housing

Don't think about adding another story here

I’ve sometimes wondered why towns often lack mixed-use, low-rise development.  San Anselmo, in its draft housing element update (PDF, p. 47), found that adding a second story of housing on top of its downtown retail district would add 45 units.  Other cities in Marin could do the same.  Such plans would bolster tottering downtown economies, place low-income residents near transit and amenities, and help defuse some of the painful debates over affordable housing we’ve seen lately, all while maintaining the “village character” of our towns.  It should be a win-win, but the federal agencies charged with enforcing affordable housing policy are making it harder.  From Streetsblog:

[Department of Housing and Urban Development] lending standards dictate that the total value of mixed-use development projects can’t be more than 15 to 20 percent retail. Fannie [Mae] caps retail share at 20; Freddie [Mac] at 25 percent. And these standards set the tone for the private market — a tone that is consequently skewed toward single-family housing, and away from the pent-up demand for urban development with walkable amenities.

In other words, the loans that go to support affordable housing cannot go towards the kind of mixed-use development that would most help the poor and the cities they live in.  Second-story units in downtown San Anselmo would be ineligible for these loans under current law, rendering any plans for such units moot.

Congress for the New Urbanism is leading a campaign to change these rules.  San Anselmo and the Marin County Council of Mayors and Councilmembers should lend their full support and join CNU.

Midweek Links: Get SMART

SMART was making news this week, what with TAM voting not to rescind last month’s approval of an $8 million bailout for the transit project.  MTC then voted to approve its own transfer of $33 million.  Sonoma had already contributed $3 million.  Larkspur officially approved of the project, votes raised my eyebrows.  When the original vote deadlocked at 7-7 on whether to approve the bailout, it was Larkspur Councilwoman Joan Lundstrom who switched her vote.  She was not at the second meeting, allowing her alternate, Larkspur Mayor Larry Chu, to sit in her place.  Despite his city’s official approval of the project, he voted to rescind.  In any case, RepealSMART would have none of it, suing the organization for violating open meeting laws and general nefariousness.  All the while, the SMART board reported that they were “fundamentally sound and on track” and continued its search for a new executive director.

Meanwhile, Corte Madera and San Rafael passed their budgets.  Turns out the San Rafael gas tax doesn’t always go to transportation.

Not all budgets are in yet, with a number of cities contemplating sales taxes to close gaps that keep coming up.

Novato gets a new bicycle lane to bypass a stretch where bikers shared 101 with vehicular traffic.

Not all vehicular safety news is good.  A boy was hit by a driver outside of a crosswalk in a Mill Valley shopping area.  Police blame the kid for crossing outside of a crosswalk, but there’s a problem: there aren’t any crosswalks there.

In other local drama, Novato has revised their list of sites to zone for affordable housing.  Looks like the churches are off the hook, but I still wonder why the city insists on building single-purpose affordable units.

From here on, the only thing shocking about San Rafael’s Pizza Orgasmica is going to be the name.  Its owner has given up a fight to keep its bright yellow, Brazil-inspired hue.  SFist calls San Rafael’s objections an “Orange County-mentality“.

TAM is considering high-occupancy toll, or HOT, lanes on 101.  Despite research that congestion pricing is the only way to keep down traffic, I can’t help but think the $66-120 million required to install might go to a better use like, say, transit.  At least it makes the $8 million SMART bailout look like the chump change it is.

Lastly, and as an offering for being a day late, I bring you meaty theory.  Free parking, that ubiquitous scourge of the suburbs and thing that exists all over Marin, is really a huge drain on our local, regional, and national economies.

Housing in Marin Part 1: Transit

Current Hub to San Rafael headways

While Novato is in the throes of a major debate on affordable housing brought on by the Association of Bay Area

Governments’ mandates, it is important to take a 30,000-foot look at Marin County’s urban character, which contributes so much to the appeal – and cost – of the county.  An excellent case is the Fairfax-San Rafael corridor.

Most of the cities in Marin advocate for improved density around transit centers.  There is a problem with this, however: the transit sucks.  In the Fairfax-San Rafael corridor, the lynchpin is San Anselmo’s Hub.  The Hub is served by six bus routes going east, west, and south, and about a third of town is within a half-mile radius.